Posts Tagged ‘real estate’

3 programs to help you buy a house if you can’t get a mortgage.

I think that there are still challenges in today’s real estate market in either buying or selling a house. Suffice it to say that there are a lot of folks who owe more than what their home is worth (“underwater”). There are enough people who have credit problems because of the recession that started in 2007. Lots of recent college graduates are strapped with student debt and no jobs and living at home. The economic “recovery” has begun but it is taking forever. And certainly the banks and mortgage companies have not eased up that much on underwriting criteria for buyers. An average credit score to get a conventional mortgage is still almost in the mid 700s. FHA and VA are still options but I think we need to do a better job in spreading the word on those programs and how they work. Plus there are concerns regarding FHA continuous funding. FHA mortgage insurance premium is the highest of any program and never goes away until you finally sell.

I would speculate that with the uncertainty of the economy, that customers are just reluctant to take the risk in owning.

I’ll offer a few alternatives that you might consider in getting into the housing market. I mean you have to live somewhere. Might as well be a place of your own. Here are three for your consideration.

1. Rent with an option to buy. Probably the most well-known and popular. However it can be the most misunderstood program. An “option” is exactly that. You enter into a lease to rent a home and you agree with the owner that at some point in time you will, or will not, exercise the option to buy the house at an agreed upon price. You may or may not have put up any money toward that option at the lease signing. You and the landlord may have decided that a portion of the rent goes toward the purchase price or the option. Just remember if you don’t exercise the option, you just remain a tenant and have no ownership rights. Whether you get any money back is determined by the terms of the option agreement.

2. Lease purchase , land contract or installment contract. Buyer and Seller enter into an agreement of sale for the purchase of property. The sellers maintain the title to the property during the term of the contract and the buyers have an equitable interest. A note of caution here to both parties. If the seller has an existing mortgage on the property there may be and probably is a “Due on Sale ” clause in the mortgage documents. This will indicate that if any transfer of equity occurs then the entire loan will become due in full immediately. Depending on the size of the existing loan, this could cause some major problems for both buyer and seller. Any real estate agent worth their salt will check all recorded documents before proceeding with a proposal. A good real estate attorney needs to be involved for each party. If there is no mortgage , then the owner can act as the bank and transfer title to the buyer . Depending on any down money and credit obligations the equity build up is subject to negotiations at the time of the offer. Again I would recommend a good real estate attorney get involved with any preparation for both buyer and seller.
One nice benefit of this type of transaction is that the buyers can get the tax benefits of home ownership.

3. New program. Just heard about this one. A company buys the home for you and the client enters into an agreement of sale to purchase the property within a certain period of time, i.e 5 years. You put up a down payment of 5 or 10% and pay a 3% admin fee to the company at the time of occupancy. You get the house and its yours to live in as a renter at an agreed upon monthly rent and purchase price. The big difference between this and the rent with option is if you do not get a mortgage by the end of the term you get your down payment back. They keep the 3%. You also agree to a 2-3 % annual rent increase during the term. Again this program is for people who have not been able to qualify for a normal mortgage because of unusual catastrophic circumstances. Lost a job, unusually high medical bills, and then lost a home through foreclosure or just had some hard times and are trying to work yourself back. That’s why you agree to a 5+ term. And of course if you can a mortgage sooner, there is no prepayment penalty. There are some additional features. Give me a call and we can discuss some additional details.

A few “options” to think about. Just leave me a comment. Contact me via Facebook, Linkedin or Twitter or the old fashion ways of email, salvatoreruta13@gmail.com or cell phone 6107372310
And the question is?

Haven’t played Jeopardy in a while or watched it on TV. But I always thought that the premise was a good one. Give someone the answer and see if they can come up with the right question. It occurred to me that I am usually walking around with what I think are all the right answers to all kinds of questions. I guess I might now recognize that I am somewhat pretentious in my conclusion. I guess I need your help. How about I give you some answers and you give me what you think are the right questions. Hopefully, I can learn something with you and become a better agent.

You know, years ago when I first got into the Real Estate business, I had a Broker who told me “Sam, you don’t sell real estate, you solve people’s problems”. That’s stuck with me and I think I have done a pretty good job in asking the right questions to solve those problems. But I think its time to get the customer’s take on this and get you to ask some questions. Anyway, lets see where we go with this and work together. I’ll give you the answer. You let me know what the questions should be. I’ll look at your questions and post them later to get some other folks to chime in if they think you are right wron. Let me give you an example. 3.5% down payment is the answer. The question might be,” What is an FHA mortgage ? ” Okay, lets give it a try.

1. Seller Assist is the answer. What is the question? This is the format which I won’t repeat every time. You’ll get the drift.
2. No down payment required
3. 28%/36%
4. Buyer’s Agent
5. Seller’s Agent
6. Multiple Listing Service
7. Escrow
8. Radon Gas
9. Short Sale
10. Transunion, Experian, Equifax
11. Title Insurance
12.Prepaid Items
13. 2 years worth of tax returns
14. A real estate agent
15. Purchase offer

Okay, that’s enough for now. Give it a shot. Either comment below with your questions or email me if you like. The more I think about it there can be several different questions for the answers. In addition here is a podcast that will explain how one might go about purchasing a multi family home where you can live in and collect rent to help pay for your mortgage. If you would like to pursue that let me know. It can be challenging , but it can be the start of a pretty good investment portfolio.

Contact me at 610-737-2310 or email me at salvatoreruta13@gmail.com. Appreciate it.
Spring Market brings confidence, I think.

I’m not one who just takes recent economic news as gospel. But having said that, it does look like we are moving forward with a better housing market. Just take a look at this recent post by Don DeZube of the National Association of Realtors. Spring Market. You have to admit its pretty positive. The increases are slight but are running ahead of last year. The office that I manage is up about 6% over last year. That includes all categories: average sale price, less time on the market, list price of homes, total volume sold and total listing volume.

If there is one problem, it’s that we do not have enough good salable properties on the market. The buyer demand is there and we find ourselves in multiple offer situations. The sellers are happy but the buyers are not. One cause for the shortage certainly can be attributed in part to thousands of properties still”underwater”, that is, the owners owe more than the house is worth. Banks are slow in approving possible short sales. Also the Feds have not extended the “debt forgiveness ” provision that allowed sellers to escape the tax consequences of such a sale. There is also some implication that lenders are holding back millions of stalled foreclosures from the market in the hope that rising prices will allow the lenders to recoup a larger return of dollars at the “Sheriff Sale”. Who knows…Plus under the new QM rules (Qualified Mortgage), underwriting guidelines are making it much harder for the average home purchaser to qualify for a mortgage.

Lenders are trying to address the above issues by loosing up certain underwriting criteria. Credit scores of 620 and in some cases 550 will get you into a home. The fact that mortgage applications for all types of loans are off in some cases 60% from last year might be one reason that lenders are looking for business with less than a truant officer’s mentality. If they don’t lend it, they are not going to make it. Not rocket science.

Here is an explanation to help you better understand the “QM” rules.

One last thing that I have mentioned several times. If you are in financial trouble, wondering about whether you can stay in your home because you are behind in your mortgage, are considering bankruptcy or in a reverse mortgage and you have any questions, please give me a call. Don’t do anything drastic until you have a chance to talk to a professional. I can recommend several that can help. Call me at 6107372310. No obligation.
So what’s the deal with the Stock Market? Gimme the House instead.

I don’t have a clue. Used to be able to gauge the housing market by what’s going on in the Stock Market.
I gave up on that comparison a long time ago. To me it makes absolutely no sense. How can a barometer of the economy change so fast. I mean really, up 200 points one day, down 225 the next. I saw a pundit on a business show the other day that said traders are now using computer programs that make changes in a nano second. How is that possible? They buy, sell and set the tone for the market before you or I even have a chance to act before our first cup of coffee. Crazy…. There is a thing called “Penny Stocks”. Companies that are looking for money and issue stocks that are worth literally less than a penny a share. Okay…… I’ll buy a hundred shares for a dollar? Still sounds like a night at the Casinos to me. Kinda like playing the penny slot machines. Maybe I’ll hit it big and get a 1000% return.

Wall street might be a dead-end for the average family. But then there is the housing market. The great banking debacle of 2007 seems like a generation ago. Mention to a millennial that their grandparents actually had double-digit interest rates when they bought their first house, they look at you like you have two heads. But it’s 2014 and there is a zero point 30 year fixed rate at 4.875%. Pretty good. The values of homes are rising again and home owners are looking at increased equity. Buyers are coming out of hibernation but are still a little unsure of how to go about that purchase. One thing that is a must, is that both buyers and sellers have to be reasonable in negotiating.
Credit is still a concern but there are programs to address the buyer with as little as 580 credit score. How can that be? I have always said that there are only a few ways that banks can make money. The main way is to lend it. The refinance boom is over for lenders. That means they have to go after purchasers of homes who need mortgages. Now is a great time to be a buyer and negotiate with a lender for a great rate. For a really concise explanation of the current market and what you might need for a down payment and minimum credit scores for potential buyers, listen to this podcast.

There is no getting away from the financial trauma we all experienced over the last several years, but the housing market is coming back and there is no better investment for the average family. The volatility of the stock market is something that a lot of us just don’t want to risk, at least not right now. There’s something about an”Inverted Yield Curve” that leaves me wondering what it all means. Call me for housing info at 6107372310. Or email me at my new email address salvatoreruta13@gmail.com
You have got to be kidding! I can still buy or sell????

There is nothing I like to do in this world than to be with my grandkids and mess around. I also love my job in helping and advising folks on the purchase or sale of their home. I have been doing it for over 35 years. There is something about watching the excitement in the eyes of the first time home buyer or the satisfaction from a senior citizen (me by the way) when he or she is able to move on, supplement their nest egg and enjoy a nice retirement.

Well, I don’t plan on retiring anytime soon. I like working. Besides, I am not a big hobby guy. I am sure my wife Gloria would get tired of me real fast following her around like some puppy dog while she does her thing with her girlfriends. Forget it.

I gladly prognosticate on the future of the real estate market. What are you waiting for? If you are a buyer, rates are still low. Under 5%. Prices are still reasonable. But they are starting to creep up. Mortgage lenders are aggressively going after FHA and 5% down buyers. Foreclosures are down and a lot of folks are pulling out of their underwater status. And they have to sell.

Now all this doesn’t mean we will have the free for all that we had in the early 2000’s when you didn’t even need a job to get a loan. Thank goodness those days are over. But don’t let those that have a home and are not in my business given you a bunch of baloney that you need an 800 credit score to get a loan. Did you know that you get a new FHA home loan if you filed for Bankruptcy and have been discharged for at least 2 years, and of course if you have been paying your bills on time since then.

Did you know that as a Veteran, you don’t even need a down payment and you can have the owner of the home pay for all of your closing costs. There are also 100% loans available through the USDA , that would be the United States Department of Agriculture. They are loans that are available for single family homes in designated rural areas.

This is for real. Give me a call at 6107372310 or email me at samruta@yahoo.com to discuss some real possibilities. I’m not kidding.
Coming out of a coma…

I don’t know, I just kind of gave up last fall. When someone told me it was hard to keep a blog up and have a fresh ideas day after day, I knew it was hard but I didn’t think I would go into brain freeze almost permanently. Well I did. I thought to myself I have to become more aggressive and try to get some reaction from folks who read this stuff. Well that didn’t happen and I thought I might as well get on to bigger and better things. I really don’t know what that means either.

In the final analysis I guess I had to ask myself the question; was I doing a blog for you or for me. For me, because at one time I thought I actually enjoyed writing . For you because I hope I could drum up some business while giving you some helpful information.

At this point I’ll just try to write about some things I am passionate about, which is cathartic for me. Maybe you will join in and let me know how you feel, but if you don’t that’s okay too. Because now I don’t feel the pressure to perform for anybody else but me.

So here goes….. Since I last wrote we have had the reelection of the President, the murder of 26 folks, 20 of whom were kids, a Pope resigned, avoided a Fiscal Cliff, did not avoid a Sequester, watched the rebound of the housing market begin, (which by the way I still don’t trust), QE infinity courtesy of the Fed and saw the Unemployment rate drop to 7.9%

Maybe its the Jesuit training in me but its smoke and mirrors to me. How the heck can we have an almost $17 trillion dollar deficit and growing each day, printing money like its drug to an addict and 1-2% Interest rates set for the next several years, and listen to all of those folks in Washington saying things are getting better. Who is going to pay for all of this insanity? You and me folks and our kids and grandchildren. That’s because the boys and girls in DC can’t get along. The cost of servicing that debt will eventually eclipse the total GDP of the entire country.

One thing is for sure. Regardless of your feeling of the housing market, the freaking mortgage rates are at an all time low. A $100,000 mortgage at 3.5% not including taxes and bank fees will cost $449 a month. Try renting for that kind of monthly payment.

Foreclosures are down, that’s good. Short sales are up, that stinks. No matter what the banks tell you, they still take months and I have had more than one buying client walk away. Because foreclosures are down and short sales take a while, we have a decrease in available housing. So Buyers beware, the sellers that are not underwater are going to start raising their prices. It’s already happening. And if Uncle Ben ever stops buying bonds and mortgages, rates will go through the roof.

Anyway, I feel better, that was a good start. It’s like when I talk to myself in the shower. It’s probably the most creative time for me.
I just need someone to turn up the temperature of the water.
Bringing the Generations Together

Bringing the Generations Together

By Salvatore(Sam) Ruta
Choice Properties

Although your home may have been housing a traditional family of a mom, dad and two kids, savvy real estate agents will tell you that in order to attract more buyers, staging your house as one fit for multi-generations is the way to go.
More parents and grandparents are finding a need to move in with family, as many can no longer afford the increasing rates of the adult communities where they once lived. Furthermore, the economic climate is forcing many kids to return home once their schooling is done.
A recent multi-generational study conducted by the Pew Research Center, Washington, D.C., revealed that multigenerational living has been on the rise over the past decade, fueled by demographic and cultural shifts.
“One of the things that struck me about this change is that it’s coming from all directions,” said Paul Taylor, author of the report. “More young adults are moving back home, more elderly are moving in with their middle-age children and more middle-aged children are moving back with their elderly parents.”
Data from the study shows that in the 10-year span between 2000 and 2009, the number of households practicing multi-generational living increased to 33 percent, with more than 49 million Americans currently living in homes with three or more generations.
Real estate professionals are tending to highlight features such as finished walkout basements and bonus bedrooms today more than ever. That’s why when your agent tells you that switching out your office or transposing the basement play area to one that resembles more of a bedroom is the way to go, you should be listening.
When selling your home, you need to look at the process from the perspective of all buyers, not just yours. Consider how a multi generational family might use the various spaces available, and give prospective homebuyers options to easily transform from single-family to multi generational living.
Therefore, any home that contains bonus space is a viable candidate for a multi generational buyer who’s planning to bring an ill or out-of-work family member back into the fold.
Experts agree that intergenerational living is easier when each family subunit has its own space. “Everyone who is going to share the home should have a private area of their own,” said Amy Goyer, a multigenerational expert at AARP. “It is best if there is more than one common area so that children and adults have spaces to relax in without everyone having to spend all their free time in the same room together.”
Multigenerational house design can be applied to just one structure or can be accomplished with two or three units to keep families together while preserving their independence and privacy.
According to Cam Marston, author and founder of the research firm Generational Insight, there are a number of benefits for different generations of a family living together. “It’s less expensive, obviously, but more importantly, they can learn from one another,” Marston said. “Separating generations keeps them aloof from the trends and important things impacting each generation. When they are all under one roof, they can grow up sooner and stay young longer. It works on both ends of the generations.”
Another thing for home sellers to consider when it comes to attracting multigenerational buyers is the home’s accessibility for people who might be living with aging parents who use wheel chairs or walkers.
Creating a complete, accessible living space on one level with safety features can make a home attractive to people of all ages.
PODCAST: 2012 Outlook Survey – Poll-Optimism Rises

At this time of year every 4 years we are inundated with all kinds of political polls. Who leads, who’s behind, who looks good, are we better off now than before and who told the last lie about the other’s spouse? Makes me sick to my stomach. All that matters is who I will vote for behind the closed curtain that first Tuesday in November. And I am not telling anybody….

But there are some polls that I put my trust in. Attached are two podcasts that give some idea how we are all feeling right now about the American Dream of home ownership. It’s encouraging.

Forget the banks, the bailout, Europe, China and the Fed. Well maybe we can’t totally forget the Fed. Seems like they have their hands around our throats and won’t be satisfied until they have our great grandchildren hijacked and locked into indentured servitude.

But take a listen to these 2 podcasts and feel good about yourselves and the tenacity you have in not giving up dreams of home ownership.

Optimism growing podcast 1

Optimism growing podcast 2

Hey I am not here to guarantee anything, but I have to feel at least we are making progress. Hope you do too.
Don’t forget, if you have any questions, give me a call at 610-737-2310 or email me at samruta@yahoo.com
Make your Offer Standout

Make Your Offer Stand Out

By Salvatore(Sam)Ruta

Choice Properties

Searching for Lehigh Valley Homes for sale.

Real estate consumers are realizing that there has rarely been a better time to buy a home. In fact, historically low mortgage rates coupled with lower home prices have even sparked bidding competition in markets around the country.

A good home in a solid location may attract ample attention only hours after being listed. Home buyers can make their offers stand out from the rest through one or more of the following strategies:

Price. Obviously, price tends to be the primary consideration for sellers. When you’re competing for a home, to get an edge, think about adding a clause stating that you will beat the highest offer by “x” dollars up to “x” amount. Cash offers can be more attractive to sellers as well. Although sellers will receive their money at closing whether buyers pay with cash or take out a loan, cash offers don’t require lender approval.

Financing. It’s not enough to be pre-qualified. Pre-qualification only tells how much you can afford. Pre-approval goes a step further. Your lender will thoroughly evaluate your application—including verifying employment information and financial disposition—then clear you for a loan of a determined amount. Having your loan pre-approved gives you a sizeable advantage by putting you on equal footing with cash buyers.

Good Faith Deposit. Buyers offering a larger-than-customary amount of “earnest money,” a deposit that accompanies an offer, may get a seller’s attention. By committing more money up front, buyers demonstrate greater sincerity and motivation to close the transaction. Your real estate professional can guide you as to the appropriate sum for your specific transaction.

Contingencies. Consider minimizing contingencies, those clauses that allow buyers to back out of a contract if certain conditions are not met. For example, it’s common for buyers to make the purchase contingent upon their securing satisfactory financing. Obviously, offers with the fewest conditions tend to be more attractive to sellers.

From a contingency standpoint, first-time buyers are often better prospects for a seller’s home than move-up buyers. That’s because first-time buyers’ offers are not contingent upon the sale of a present home. Even if a move-up buyer has an offer in hand, that buyer’s offer may be contingent on another contingency, and so on down the line. If one transaction derails, they all might.

Relationship. Help the seller get to know and identify with you by looking for ways to connect. Find common interests, such as a shared appreciation of gardening. You can then persuade the seller that her prize roses will be well tended. Share brief family stories. The more the seller gets to know and like you, the better chance your offer will stand out in a competitive environment.

Considerations for Short-sale and Foreclosure Transactions – Bank-owned properties represent a significant portion of today’s housing inventory. Competition can be most keen for these homes as their prices can run 10% to 20% below current market value.

Banks conduct extensive research to set these prices and generally base them on current market value less the cost of required repairs. Make your offer based on your own check of comparable sales and other due diligence. Banks won’t get offended by a low offer, yet a realistic offer will more likely keep you in the running.

Remember, patience is essential when buying bank-owned property as the process can take up to six months and longer.

Work with your local Choice Properties Real Estate sales professional to buy your dream home or investment property. His or her knowledge, skill and expertise will help you make sound real estate decisions today or any other time.

Here is some good news to help give you the encouragement that you need. Listen to the following short podcast.

Optimism grows
What is the Best Way to Finance a HUD Home?

What Is the Best Way to Finance a HUD Home?

FHA financing is the best way to finance a HUD Home for most buyers.

FHA has certain advantages over conventional financing:
- The total down payment for an FHA loan is only 3.5% of the sale price. (This number may increase in the near future. The down payment amount may also change to reflect risk factors in credit score. Check with your loan officer for the most up-to-date information.)
- Debt-to-Income Ratios are generally higher with FHA loans. Buyers can qualify with 29% Front End Ratio and 40% Back End Ratio , compared with similar conventional products that limit borrowers to 33-36% on the back end. Borrowers have more borrowing power with an FHA loan.
- Example (front end): Monthly Income x 29% = Maximum PITI (principal, interest, taxes, and insurance). For a monthly income of $3, 000, that means that $870 is the maximum mortgage payment for qualifying purposes.
- Example (back end): Monthly Income x 40% = Maximum PITI (principal, interest, taxes, and insurance). For a monthly income of $3,000, that means that $1,200 is the maximum mortgage payment for qualifying purposes.
- FHA lets the buyer negotiate a 3% seller assist toward closing costs. In many cases, a borrower needs no more than 3% of the total sale price as a total cash-out-of-pocket investment. There are other alliances and programs that will let the seller pick up the whole tab. Some of these plans are under close scrutiny by the U.S. Internal Revenue Service.
- FHA is more lenient with credit issues than conventional lenders. Even bankruptcy discharges can work with FHA if good credit follows the discharge. FHA underwriters give much credence to letters of explanation about credit recitals.
HUD Homes offered with FHA financing offer special incentives to buyers. HUD Homes eligible for FHA 203(b) financing have reduced closing costs because there is NO APPRAISAL fee. Lenders are required to use the appraisal that HUD has on file if the appraisal is less than 150 days old. (If you sell a HUD Home near the end of the 150-day window, you can make a written request to HUD to extend appraisal validity 30 days, to 180 days. That request must be in writing two weeks before the 150 day appraisal expiration date.)

Keep in mind an important fact about FHA financing for HUD Homes:

FHA will only finance a maximum loan amount that corresponds to HUD’s asking price. If a buyer is inclined to “bid up” a property and finance that property with FHA financing, he will have to make up the difference between the asking price and the bid amount with additional down payment monies.

For instance: A buyer expects that there will be competing bids for a house at 123 Main Street. HUD’s list price is $85,000. The buyer is confident that the real value of the property is closer to $100,000. He bids $90,000. His down payment will increase from 3.5% of $85,000 ($2,975 down payment) to that amount PLUS an additional $5,000 ($6,912 down payment).

I know that I mentioned this in my last blog, but here is a good primer on searching for a loan for your new home. Click here for the video.

Remember if you want a list of already approved HUD Homes or have in mind a conventional purchase using FHA financing, give me a call at 610-737-2310 or email me at samruta@yahoo.com. Start your search on the right at the Lehigh High Valley link.